The Terminus Street Precinct is bounded by Cecil Avenue, Terminus Street, Crane Road and Old Northern Road in Castle Hill and has been identified for future development and revitalisation.
Background studies prepared as part of the Castle Hill Mainstreet Project have identified a number of deficiencies in the quality of civic infrastructure in the Castle Hill Centre, as set out in Section 3.9 of this Contributions Plan.
Future demand for facilities
As part of Council’s planned revitalisation of the Terminus Street Precinct, in 2007 Council commissioned Olssen and Associates Architects Pty Ltd to prepare a report providing design/architectural options for the redevelopment of the Terminus Street car park site, a feasibility analysis of the options for the car park and a concept Masterplan for the development of the Terminus Street Precinct.
The Council-owned Terminus Street carpark site is a major component of the Terminus Street Precinct. The carpark represents a key component in the development of the Castle Hill Centre, providing an opportunity for redevelopment that contributes to public space, public facilities, improved built form and sustainable growth to cement Castle Hill as a Major Centre within the wider North West Subregional Strategy framework. Castle Hill is well known as a retail centre and with the proposed increase in floor space for Castle Towers and the North West metro by 2015, Council's own site is an appropriate catalyst for Centre revitalisation in the Terminus Street Precinct.
Council has adopted a masterplan option for the carpark site and has resolved to prepare a Development Control Plan so as to develop appropriate development controls.
Summary of facilities required
The preferred masterplan option for the Terminus Street carpark site proposes the creation of a ‘Town Square” central to the Terminus Street Precinct with dimensions of 60 by 50 metres. The square would sit above a future basement carpark. Works associated with the town square would include landscaping, street furniture and lighting.
Council is currently preparing development controls for the Terminus Street Precinct.
One option being considered involves a potential re-alignment of McDougall Lane which, if carried forward, may require land acquisition associated with the town square.
As no option has yet been chosen, this Contributions Plan does not levy for land acquisitions associated with the re-alignment of McDougal Lane.
Hill PDA have carried out a market appraisal and feasibility analysis (November 2007) of the preferred development option prepared by Olsson and Associates for the Terminus Street Precinct. Costs estimates for the town square are set out in the works schedule (see Appendix A). The approximate location of the Town Square is identified in Figure 4.
3.13 Relationship between anticipated development and demand for public facilities: Terminus Street Precinct
Causal nexus
In order to ensure that an adequate provision of civic facilities are to be provided for the Centre so as to accommodate additional demand and achieve Council’s vision for the Terminus Street Precinct within the Centre, this will require the provision of a Town Square. This forms the nexus between the proposed development and the need for the civic improvements at the Terminus Street Precinct.
Physical nexus
This Contributions Plan applies to the Castle Hill Centre. The Centre is reasonably well- defined by the Castle Hill Ring Road and surrounding non-residential uses. It is also relatively contained, being approximately 500 metres in width and 1,000 metres in length. The provision of quality civic space will significantly improve following the introduction of the Town Square.
Accordingly, for the purposes of this Contributions Plan, the Castle Hill Centre is considered to be a single integrated area in which new development will enjoy equal levels of service. The provision of a facility in one particular part of the Castle Hill Centre would satisfy the needs of development throughout the entire Centre.
Apportionment
The increase in the amount of total floorspace in the Centre in comparison to existing floorspace has been used to determine contributions payable. The beneficiaries of civic improvements at the Terminus Street Precinct would be drawn equally from users of the existing centre floorspace and of the anticipated additional floorspace. As presented in Table 3.3, the proportion of additional retail and commercial floorspace in the Castle Hill Centre in the forecast year (2023) equates to 40% as a proportion of total future floorspace. Therefore, 40% of the total cost of the Terminus Street Precinct civic improvements will be levied by this Contributions Plan.
Figure 4 – Terminus Street Precinct
3.14 Calculation of contributions: Terminus Street Precinct Summary of costs
The costs attributable to the Terminus Street Precinct are presented in the works schedule (see Appendix A). In summary, the total cost of the Terminus Street Precinct apportioned to this Contributions Plan is as follows:
TERMINUS STREET PRECINCT: AMOUNT ($)
Capital $1,248,000
Land $0
SUB TOTAL $1,248,000
Calculation of contribution rate
For the Terminus Street Precinct, the formula to determine the contribution rate for retail and commercial floorspace is as follows:
Calculation of Capital contribution rate for Commercial and Retail floorspace:
= ($) Total Apportioned Cost (Capital: $1,248,000) Capital Contribution
Rate for Retail and Commercial Floorspace
($4.54)
Total Future Retail and Commercial Floorspace
(275,063m2)
Calculation of Land contribution rate for Commercial and Retail floorspace:
= ($) Total Apportioned Cost (Land: $0)
Land Contribution Rate for Retail and Commercial Floorspace
($0) Total Future Retail and Commercial Floorspace
(275,063m2)
The application of the above formula has calculated the contribution rates as follows:
Development Category
Capital Land TOTAL
TERMINUS STREET PRECINCT
Rate per additional m2 of Gross Leasable Floor Area Retail and Commercial
$4.54
$0.00
$4.54
Identification of Other Funding Sources
Council will be responsible for obtaining funds from other sources to make up the balance required to finance the proposed civic improvements not attributable to future development.
ADMINISTRATION OF CONTRIBUTIONS PLAN
3.15 Demand for public facilities: Administration of Contributions Plan
The preparation, on-going review, and implementation of this Contributions Plan requires significant Council resources. This includes allocation of time from Forward Planning and Services Delivery staff. Once the plan is in place, further staff time will be required to manage the contributions system which includes calculation and recording of contribution payments as well as monitoring of development, works schedule expenditure and indexation assumptions. The costs associated with the preparation and administration of this plan will therefore be levied for under this Contributions Plan.
The administrative costs to be levied under this Contributions Plan are set out in the works schedule (see Appendix A). Table 3.7 sets out the administrative requirements for the preparation, administration, and future review of this Contributions Plan.
Table 3.7: Administrative requirements for this Contributions Plan
Plan Components Period of Employment
Staff allocated to Contributions
Plan No.9 Plan Preparation
Project Manager October 2007 - September 2008 20%
Section 94 Administration Officer October 2007 - September 2008 5%
Mananger Technical Services October 2007 - September 2008 20%
Manager Traffic & Parking October 2007 - September 2008 10%
Corporate Straegist October 2007 - September 2008 5%
Plan Administration
Manager Forward Planning September 2008 - September 2023 5%
Section 94 Co-ordinator September 2008 - September 2023 10%
Senior Forward Planner September 2008 - September 2023 10%
Section 94 Administration Officer September 2008 - September 2023 9%
Manager Technical Services September 2008 - September 2023 10%
Corporate Strategist September 2008 - September 2023 10%
3.16 Relationship between anticipated development and demand for public facilities:
Administration of Contributions Plan Apportionment
100% of the total administrative costs will be levied by this Contributions Plan.
3.17 Calculation of contributions: Administration of Contributions Plan
The costs attributable to the administration of this Contributions Plan are presented in the works schedule (see Appendix A). In summary, the total cost of administration apportioned to this Contributions Plan is as follows:
ADMINISTRATION OF CONTRIBUTIONS PLAN: AMOUNT ($)
Administration $1,544,515
SUB TOTAL $1,544,515
Calculation of contribution rate
For administrative costs, the formula to determine the contribution rate for retail and commercial floorspace is as follows:
Calculation of contribution rate for Commercial and Retail floorspace:
= ($) Total Apportioned Cost ($1,544,515)
Contribution Rate for Retail and Commercial
Floorspace ($5.62) Total Future Retail and Commercial Floorspace
(275,063m2)
The application of the above formula has calculated the contribution rates as follows:
Development Category Administration
TOTAL
Retail and Commercial
$5.62
$5.62
ADMINISTRATION OF CONTRIBUTIONS PLAN Rate per additional m2 of Gross Leasable Floor Area
Identification of Other Funding Sources
Council will not be required to provide funds for the administration of this Contributions Plan outside that provided by this Contributions Plan due to the 100% apportionment of the cost levied under CP9.
PART D – References
Castle Hill Town Centre Study Phase 1, prepared by Colston Budd Hunt & Twiney P\L, 1992.
Castle Hill Town Centre Study Phase 2, prepared by Rust PPK, 1994.
‘Castle Hill Mainstreet Planning Study: Masterplan Report’. Prepared by Environmental Partnership Pty Ltd, January 1999.
The Roads and Traffic Authority’s ‘Guide to Traffic Generating Developments, Version 2.2’ (October 2002).
Traffic Report for the Castle Towers Stage 3 Development Application, July 2007.
Prepared by Masson Wilson Twiney.
Statement of Environmental Effects for the Castle Towers Stage 3 Development Application, prepared by Mike George Planning and Gale Planning, August 2007.
Floorspace projections for Terminus Street Precinct site, prepared by Olsson and Associates, November 2007.
Castle Hill CBD Masterplan (market appraisal and feasibility analysis of the preferred Terminus Street Masterplan option), prepared by Hill PDA Property Consulting, November 2007.
Castle Hill Mainstreet Concept Design Report, June 2008. Prepared by Environmental Partnership.
North West Subregional Strategy, December 2007. Prepared by the Department of Planning.
‘Retail Impact Assessment for the Castle Towers Stage 3 Development Application’, prepared by Urbec Consultants, April 2008.
‘Analysis of Floorspace Demand, 2005-21’, prepared by Leyshon Consulting, December 2005.
Development Contributions Practice Notes, prepared by the Department of Planning, July 2005.
APPENDIX A – Works Schedule
CASTLE HILL RING ROAD
Description
Total cost of works program (un-apportioned)
Apportionment of cost to CP9
Total cost apportioned to
CP9
Past cost apportioned to
CP9
Future cost apportioned to CP9
Total cost of works program (un- apportioned)
Apportionment of cost to CP9
Total cost apportioned to CP9
Past cost apportioned to CP9
Future cost apportioned to CP9
Western Ring Road $1,934,608 52% $966,848 $966,848 $0 $824,029 52% $411,820 $411,820 $0
Western Ring Road: Recoupment of cost $1,005,996 100% $1,005,996 $1,005,996 $0 $428,495 100% $428,495 $428,495 $0
Upgrade McMullen Avenue/Old Castle Hill Rd intersection to accommodate additional turning lane McMullen Ave in respect to Castle Towers Stage 3 development application.
$1,000,000 52% $520,000 $0 $520,000 $300,000 52% $156,000 $0 $156,000
Upgrade Showground Rd/Pennant St intersection to accommodate merge of Showground Rd into Pennant St in respect to Castle Towers Stage 3 development application.
$3,000,000 52% $1,560,000 $0 $1,560,000 $1,500,000 52% $780,000 $0 $780,000
Upgrade McMullen Ave/Old Northern Rd intersection to link with realignment of Brisbane Rd.
$2,000,000 52% $1,040,000 $0 $1,040,000 $1,000,000 52% $520,000 $0 $520,000
SUB TOTAL $8,940,604 $5,092,844 $1,972,844 $3,120,000 $4,052,524 $2,296,315 $840,315 $1,456,000
Eastern Ring Road $8,292,219 52% $4,277,490 $4,277,490 $0 $2,697,186 52% $1,391,327 $1,391,327 $0
Eastern Ring Road: Recoupment of cost $4,311,954 100% $4,311,954 $4,311,954 $0 $1,402,537 100% $1,402,537 $1,402,537 $0
Eastern Ring Road: Future works $7,378,757 52% $3,836,954 $0 $3,836,954 $231,240 52% $120,245 $0 $120,245
SUB TOTAL $19,982,930 $12,426,398 $8,589,444 $3,836,954 $4,330,963 $2,914,108 $2,793,864 $120,245
TOTAL $28,923,534 $17,519,241 $10,562,288 $6,956,954 $8,383,487 $5,210,424 $3,634,179 $1,576,245
Capital Land Acquisition
Western Ring Road
Eastern Ring Road
CASTLE HILL MAINSTREET PROJECT
Description
Total cost of works program (un- apportioned)
Apportionment of cost to CP9
Total cost apportioned to CP9
Past cost apportioned to CP9
Future cost apportioned to CP9
Total cost of works program (un- apportioned)
Apportionment of cost to CP9
Total cost apportioned to CP9
Past cost apportioned to CP9
Future cost apportioned to CP9
Mainstreet works $683,791 50% $321,058 $321,058 $0 $0 50% $0 $0 $0
Mainstreet works: Recoupment of cost $341,896 100% $341,896 $341,896 $0 $0 100% $0 $0 $0
Mainstreet works future $15,676,427 100% $15,676,427 $0 $15,676,427 $0 100% $0 $0 $0
TOTAL $16,702,114 $16,339,380 $662,953 $15,676,427 $0 $0 $0 $0
Land Acquisition Capital
TERMINUS STREET PRECINCT
Description
Total cost of works program (un- apportioned)
Apportionment of cost to CP9
Total cost apportioned to CP9
Past cost apportioned to CP9
Future cost apportioned to CP9
Total cost of works program (un- apportioned)
Apportionment of cost to CP9
Total cost apportioned to CP9
Past cost apportioned to CP9
Future cost apportioned to CP9
Town Square $3,120,000 40% $1,248,000 $0 $1,248,000 $0 40% $0 $0 $0
TOTAL $3,120,000 $1,248,000 $0 $1,248,000 $0 $0 $0 $0
Land Acquisition Capital
ADMINISTRATION OF CONSTRIBUTIONS PLAN
Description Total Cost Priority
Project Manager $17,600 Complete
Section 94 Administration Officer $2,228 Complete
Mananger Technical Services $24,574 Complete
Manager Traffic & Parking $11,244 Complete
Corporate Straegist $6,739 Complete
Sub Total $62,385
Manager Forward Planning $842,152 Ongoing
Section 94 Co-ordinator $98,358 Ongoing
Senior Forward Planner $94,980 Ongoing
Section 94 Administration Officer $60,167 Ongoing
Manager Technical Services $184,304 Ongoing
Corporate Strategist $202,170 Ongoing
Sub Total $1,482,130
TOTAL $1,544,515
Plan Preparation
Plan Administration
APPENDIX B – Priority of Works
CASTLE HILL RING ROAD
Description Priority
Western Ring Road Completed
Western Ring Road: Recoupment of cost Completed
Upgrade McMullen Avenue/Old Castle Hill Rd intersection to accommodate additional turning lane McMullen Ave in respect to Castle Towers Stage 3 development application.
1 Upgrade Showground Rd/Pennant St intersection to
accommodate merge of Showground Rd into Pennant St in respect to Castle Towers Stage 3 development application.
1 Upgrade McMullen Ave/Old Northern Rd intersection to link with
realignment of Brisbane Rd. 1
Eastern Ring Road Completed
Eastern Ring Road: Recoupment of cost Completed
Eastern Ring Road: Future works 1
CASTLE HILL MAINSTREET PROJECT
Description Priority
Mainstreet works Completed
Mainstreet works: Recoupment of cost Completed
Mainstreet works future 1
TERMINUS STREET PRECINCT
Description Priority
Town Square 2
Works Priority Indicator Number Floorspace Threshold * (square metres)
Short term priority 1 164,384 to 255,508
Long term priority 2 255,508 to 275,063
* Combined amount of Retail and Commercial floorspace LEGEND
Western Ring Road
Eastern Ring Road